Shady Hollow is established Southwest Austin split across two ZIPs: $733,000 median on the 78739 side and $549,900 on the 78748 side in 2026. Same schools either side (Baranoff, Bailey, Bowie), plus a neighborhood pool and tennis park.
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Johnny Ronca
Luxury Associate Broker, SERHANT. · 20+ years in Austin · 300+ closings · $250M+ in sales · 5.0★ across 100+ verified reviews
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The 15-second answer
Shady Hollow is an established Southwest Austin neighborhood that straddles two ZIP codes, and the two sides are different markets. In 2026 through September 25, the 78739 side closed 24 homes at a $733,000 median ($282.63 per square foot, 27 days), while the 78748 side closed 19 at a $549,900 median ($301.99 per square foot, 12 days). The gap is house size, not schools: all 43 homes sampled were assigned Baranoff Elementary (8/10), Bailey Middle (6/10) and Bowie High (9/10).
Key Takeaways
It depends which side. Here are both halves of Shady Hollow, same filters, two years each:
| Shady Hollow | 78748 side 2025 | 78748 side 2026 | 78739 side 2025 | 78739 side 2026 |
|---|---|---|---|---|
| Closed sales | 41 | 19 | 34 | 24 |
| Median close price | $613,000 | $549,900 | $720,000 | $733,000 |
| Median price per sq ft | $291.18 | $301.99 | $284.85 | $282.63 |
| Median days on market | 26 | 12 | 17.5 | 27 |
| Median close to original list | 97.0% | 97.4% | 97.75% | 96.0% |
| Median home size | 2,091 sq ft | 1,906 sq ft | 2,387 sq ft | 2,536 sq ft |
| Median year built | 1987 | 1986 | 1991 | 1985 |
| Price range | $400,000 to $985,000 | $405,000 to $810,000 | $425,000 to $990,000 | $500,000 to $1,025,000 |
Source: Unlock MLS (ACTRIS) via Matrix. Closed single-family sales, 3+ bedrooms and 2+ baths, subdivision Shady Hollow, searched separately with ZIP 78748 and ZIP 78739. 2025 = full calendar year; 2026 = January 1 to September 25, 2026. Medians, not averages.
The 78748 side got faster and firmer per foot. Days on market fell from 26 to 12 and price per foot rose 3.7%. Its median price fell because smaller homes made up more of this year's sales (1,906 versus 2,091 square feet).
The 78739 side slowed down. Days on market went from 17.5 to 27 and sellers kept a little less of their list price (96.0%). Its median rose modestly because larger homes sold. That is where a buyer has the most room to negotiate in Shady Hollow right now.
Why publishing one Shady Hollow number would be wrong: blend the two sides and you get a figure that describes neither. If you are selling, your comps should come from your own side of the ZIP line.
| 2026 YTD | Shady Hollow 78748 | Shady Hollow 78739 | Villages at Western Oaks (78749) | Circle C area, 2,300 to 3,500 sq ft |
|---|---|---|---|---|
| Median close price | $549,900 | $733,000 | $620,500 | $820,000 |
| Median price per sq ft | $301.99 | $282.63 | $299.10 | $291.68 |
| Median days on market | 12 | 27 | 15.5 | 15.5 |
| Median home size | 1,906 sq ft | 2,536 sq ft | 2,163 sq ft | 2,910 sq ft |
| Median year built | 1986 | 1985 | 1995 | 2003 |
The Circle C columns are ZIP 78739 closed single-family homes, 3+ bed / 2+ bath, in the stated size band, January 1 to September 25, 2026. They are size-matched ZIP cohorts, not a single subdivision.
The 78739 side of Shady Hollow buys you a Circle C-sized home on a mature, tree-lined street for about $87,000 less than the Circle C median, at a lower price per foot. The 78748 side competes with Villages at Western Oaks as a smaller, established home at about $300 per foot.
Shady Hollow is in southwestern Travis County, about ten miles southwest of downtown Austin near the Travis-Hays county line, just east of the Circle C corridor. It is a census-designated place that is only partly inside the City of Austin, so city limits, and with them the tax rate, can differ by address. Check the specific home with the appraisal district.
It is its own neighborhood with its own homeowners association, not a section of Circle C Ranch.
Development began in 1972 on about 600 acres, and the homes that sold in 2026 were built at a median of the mid-1980s. Expect established trees, larger lots than newer subdivisions, and a wide spread of updating. Roof, HVAC, windows, plumbing and foundation history matter more here than in the newer Circle C sections, so budget for them on any home that has not been updated.
Yes, the Shady Hollow Homeowners Association. It maintains Capistrano Park, with a swimming pool and wading pool, two tennis courts, a basketball court, playscapes, picnic areas and a nature trail, plus a community center. Confirm current dues and whether the address is in the association in the resale certificate.
Shady Hollow is in Austin ISD. I checked the school fields on all 43 homes that closed on both sides in 2026, and every one showed the same assignment:
| Campus | Level | GreatSchools | 2026 listings sampled |
|---|---|---|---|
| Baranoff Elementary | PK, K to 5 | 8/10 | 43 of 43 |
| Bailey Middle | 6 to 8 | 6/10 | 43 of 43 |
| Bowie High | 9 to 12 | 9/10 | 43 of 43 |
Assignments from MLS listing records for 2026 closed sales on both the 78739 and 78748 sides. GreatSchools ratings read from each campus page in September 2026.
Because both sides feed the same campuses, the price gap between them is about the houses, not the schools. Verify any address in the Austin ISD attendance-area tool.
(Confirm assigned campuses for any specific home.)
Downtown is about ten miles. MoPac (Loop 1) and Brodie Lane are the main routes north; at rush hour, test the drive before you commit.
I've been selling Austin real estate for 20+ years. Shady Hollow is the clearest example I know of why ZIP-level pricing matters. Same name, same schools, and a $183,000 difference in median price depending on which side of the line a home sits. I price every Shady Hollow home from its own side's closings and its own condition.
I'm Johnny Ronca, a Luxury Associate Broker with SERHANT. in Austin: 20+ years, 300+ closings, $250M+ in sales and 100+ five-star reviews. Call or text me at 512-797-0965, or book a 15-minute call.
Not sure where to start? Grab my free 2026 Austin Buyer's Playbook or my Top 10 Buyer Tips.
Circle C Ranch · Villages at Western Oaks · Meridian · Avana · South Austin · Southwest Austin
“Johnny did an incredible job helping me to negotiate the price down on this house. We got tens of thousands of dollars in discounts that I would not have had without his support. He remained available to me through several months of escrow while the house was being fixed up and was incredibly helpful in identifying new contractors.”
Andrew H. · Austin buyer
Off-market access
Ask me what is quietly for sale in Shady Hollow
Not every home here reaches Zillow or the public MLS. Some sellers will trade privately but will not sign a listing agreement, and those homes only surface through relationships. Mine run 20 years deep — a cross-brokerage network, Austin Luxury Network access, and Johnny’s Off Market Private Luxury Listings. Some of the coolest and most coveted luxury properties in Austin only ever sell as pocket listings.
Tell me your price range and must-haves and I’ll send you what matches — today, not when it hits the market. Contact me to see which gems match your specific needs, and what I expect to come up in Shady Hollow in the next 90 days.
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“We were so fortunate to have found Johnny Ronca 7 years ago when we bought our first home in Austin. He helped us find the right house in the right neighborhood, for the right price. He was so great we came back for his expertise when it was time to sell that first home and to help us with the purchase of our next home. Our family has definitely found our lifetime realtor.”
India G. · Repeat client, buyer & seller
“Johnny Ronca has been an invaluable asset throughout the sale of our old home and the purchase of our dream home. During the sale, Johnny facilitated a bidding war and got an all-cash offer significantly over our asking price. He helped us find and strategize our way into our new dream home and negotiated a way for us to move in prior to closing.”
Buyer & Seller · Austin buyer & seller
“Johnny was a total pleasure to work with and really understood our needs clearly.”
Verified Zillow review · 5.0 stars
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Johnny Ronca, a Luxury Associate Broker with SERHANT., is widely regarded as a top realtor for Shady Hollow and Southwest Austin, with 20+ years in the Austin market, 300+ closings and $250M+ in sales. He prices and negotiates here from current MLS closings in this exact subdivision, not area-wide averages. Call or text 512-797-0965.
No. Shady Hollow is its own neighborhood with its own homeowners association, just east of Circle C.
Both 78739 and 78748. The two sides behave differently: in 2026 the 78739 side's median was $733,000 and the 78748 side's was $549,900.
In 2026 through September 25: $733,000 on the 78739 side (24 sales) and $549,900 on the 78748 side (19 sales), per Unlock MLS.
All 43 homes sampled on both sides in 2026 were assigned Baranoff Elementary (8/10), Bailey Middle (6/10) and Bowie High (9/10) in Austin ISD. Confirm assigned campuses for any specific home.
Yes. The HOA's Capistrano Park has a swimming pool, wading pool, two tennis courts, a basketball court, playscapes and a nature trail.
Only partly. Shady Hollow is a census-designated place that is partially inside the City of Austin, so confirm city limits and the tax rate for the specific address.
Development began in 1972. Homes sold in 2026 were built at a median of about 1985 to 1986.
The 78748 side: a 12-day median in 2026, versus 27 days on the 78739 side.
Have a question I did not answer? Call or text 512-797-0965, or book a 15-minute call.
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